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HomeMy WebLinkAbout50-07 RESOLUTIONRESOLUTION NO. 50-07 A RESOLUTION TO APPROVE IN PART AND DENY IN PART THE APPEAL OF WEDINGTON CIRCLE PRELIMINARY PLAT (PPL 06-2302) BY THE DEVELOPER BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS• Section 1. That the City Council of the City of Fayetteville, Arkansas hereby grants the appeal of PPL 06-2302 (Wedington Circle Preliminary Plat)' to adopt and approve the plat submitted to the City Council changing the entrance road to the curve as shown, but denies the appeal to change the entrance road from a private drive to a city street. PASSED and APPROVED this 20th day of March, 2007. APPROVE By: DAN COODY, Mayor UI ! 111 tft.„ OtikaReg I -k .1'01 0,C•.cOs • ▪ 'DI• . EFAYETTEVILLE: ATTEST: 4E".17 .•143 cx`z •:;,4LP • ICA NS • • \t -its /A %%%%% 0 By: SONDRA E SMITH, City Clerk/Treasurer • 26-5 347467 City Council Meeting of February 06, 2007 Agenda Item Number ,50-07 maim Lj Pirate, • CITY COUNCIL AGENDA MEMO To: Mayor and City Council Thru: Gary Dumas, Director of Operations From: Jeremy C. Pate, Director of Current Planning Date: January 23, 2007 Subject. Appeal of Wedington Circle Preliminary Plat (PPL 06-2302) REQUEST Alderman Lioneld Jordan and the applicant for Wedington Circle Preliminary Plat (06- 2302) have both appealed the decision by the Planning Commission to approve this subdivision. BACKGROUND On February 2, 2006, the City Council approved a Master Development Plan to rezone approximately 6.13 acres of property to a unique R-PZD zoning district. The property is located north of Wedington Drive, west of Garland Avenue. The Master Development Plan approved a zoning which would permit a maximum 296 dwelling units and 16,576 square feet of commercial space. The R-PZD request was limited to zoning approval with development to follow in the form of a preliminary plat or large scale development. Several -conditions were placed on the Master Development Plan regarding the future development proposal of the property. These included the determination of street improvements with development and the street standards for interior/proposed streets (private versus public street). There was considerable discussion at the City Council and Street Committee after the Planning Commission reviewed and recommended the project, and several conditions were added to the project regarding the street improvements that were expected to be installed with the development of the site. The applicant has initiated the first phase of development approvals for Wedington Circle, which consists of a Preliminary Plat. This plat indicates the water, sewer, grading, drainage and construction necessary to install the street connecting Wedington Drive to James Street that will serve future development. On January 08, 2007, the Planning Commission approved the Preliminary Plat for Wedington Circle with specific determinations regarding off-site street improvements and street standards. 74Us -4 1 larch / 02a07 1/204 City Council Meeting of February 06, 2007 Agenda Item Number Below is a summary of staff's recommendation and the Planning Commission approval for each of these items: 1. Off-site Street Improvements: • Staff Recommendation: Based on the determinations made by the Street • Committee and City Council during the approval of the Planned Zoning District, the developer shall be responsible for the closing of Mount Comfort Road between Garland Avenue and North Street, to include the installation of curb and gutter, sod, and landscaping; and installation of one traffic calming street table on James Street. With each large scale development proposal for the development of each lot, additional traffic Improvements for traffic calming shall be added. 4 Planning Commission Determination: A motion was made and approved with a vote of 5 to 4 to amend the condition of approval as described above to indicate the following: The City Council approved and required the street 'improvements as part of R-PZD 05-1776, to consist of the following: The. applicant shall be responsible for the closing of Mount Comfort Road between Garland Avenue and North Street, to include the installation of curb and gutter, sod, and landscaping; and installation of one traffic calming street table on James Street. With each large scale development proposal for the development of each lot, additional traffic improvements for traffic calming shall be added. The Planning Commission does not recommend what the City Council approved for street improvements and requested that the Street Committee revisit this item. The Planning Commission specifically recommended traffic calming or a narrowing/choke of Mount Comfort Road and North Street, instead of a complete closure. 2. Street Standards: . Staff Recommendation: Planning Commission determination of a waiver of Chapter 166.06 (K.10.b.i.) which requires that, "...any street connecting one or more public streets shall be constructed to existing City street standards and dedicated as a public street." Due to the several waivers - which would be required for the proposed street including the street jog between Wedington Drive and Triangle Avenue, as well as the turning radius around the round -about, staff recommends that the street connecting Wedington Avenue and James Street be private. If approved, the applicant shall dedicate an access easement across the private street to allow public access between the dedicated rights-of-way and comply with all street and drainage criteria listed as part of Ch. 166.06 (K.10.b). The applicant shall modifr the drawings to indicate the dedication of • access easements instead of right-of-way along all private streets. Planning Commission Determination: The Planning Commission voted in favor of the staff's recommendation to approve a waiver and permit a • • City Council Meeting of February 06, 2007 Agenda Item Number private street within the development, finding a public street in this case was not in the best interest of the City. DISCUSSION Wedington Place Preliminary Plat was approved on January 08, 2007 with a vote of 8-1- 0, with Commissioner Myres voting "No." The conditions of approval were modified to reflect that street improvement requirements were based on the City Council's recommendations at the time of the Master Development Plan approval, and do not reflect the Planning Commission's recommendation. Considerable discussion regarding how the proposed development's relationship to this section of Mt. Comfort Road is relative to the traffic impact of this specific development occurred; the Planning Commission also discussed that creating traffic calming at the intersection of Mt. Comfort and North Street rhight function just as well as closing the street, and requested the Street Committee reconsider the decision. Additionally, a property owner that owns commercial properties in the area where Mt. Comfort Road would be closed spoke in opposition to the closing, stating that he had not been notified by the Street Committee or City Council that this would occur, and that it could potentially adversely impact his existing businesses. The majority of Planning Commissioners recommended reconsideration of the street improvements at Street Committee. Based on staff recommendations and the waivers that would be required, the interior street' was approved as a private street instead of a public street. Staff indicated that maintenance of this relatively steep street, along with a very small stacking distance and minimal offset from the State Highway at its entrance to Wedington Drive contributed to staff's recommendation that the street remain private. BUDGET IMPACT None. • • January 19, 2007 Sondra Smith, City Clerk 113 West Mountain Street Fayetteville, Arkansas 72701 WedingtoTf Circle LSD Dear Ms. Smith, HOUSES INCORPORATED 217 North East Avenue Fayetteville, AR 72701 telephone: 479.521.9155 facsimile: 479.521.6199 As owners of the Wedington Circle project, we would like to submit an appeal of the Planning Commission's approval of our LSD application heard at the last planning commission session. ‘, Yotir time and consideration is appreciated. Respectfully, Gregory T. House for MansfieldHouse, LLC cc: Steve Mansfield Tom Jefcoat • 41; h 4'1 • 4 RECEIVED JAN 1 9 2001 CITY OF FAYETTEVILLE CITY CLERK'S OFFICE a 01-19-07PO4:53 RCVD 4'44 Real Estate Develooment Sit Brokerage • PPL Planning Commission Staff Report ct Faye lieville ARKANSAS • THE CITY OF FAYETTEVILLE, .ARKANSAS PC Meeting of January 08, 2007 • PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Suzanne Morgan, Current Planner Glenn Newman, Staff Engineer THRU: Jeremy Pate, Director of Current Planning DATE: January 3,2007 Updated Januar)/ 10, 2007 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 PPL 06-2302: Preliminary Plat (WEDINGTON CIRCLE PZD, 404): Submitted by MEL MILHOLLAND for property located NW OF WEDINGTON DRIVE AND GARLAND AVENUE The property is zoned R-PZD 05-1776, RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 6.13 acres. The request is for a preliminary plat of a Residential Planned Zoning District with 6 mixed-use lots proposed. Planner: Suzanne Morgan Findings: Background: This item was forwarded to the Planning Commission at the November 30, 2006 Planning Commission meeting. Property Description: The property consists of approximately 6.13 acres. On February 2, 2006, the City Council approved a Master Development Plan to rezone this property to a unique R- PZD zoning district. There is dense tree • canopy (89%) and 10% slopes located on the undeveloped site; the property is not located within the Hillside Hilltop Overlay District. It is located north of Wedington Drive, just west of Garland Avenue and has some frontage on James Street. SurroundinQ Land Use and Zonin Direction Land Use Zoning North Apartment Complex and single family homes RMF -24 South Single family homes (across Highway 62) RSF-4 East Harps, Arves Bank C-2 and C-1 West Single family homes; apartment buildings RSF-4; RMF -24 • K:IReports12007IPC Reports101-08-07IPPL 06-2302 (Wedington Circle).doc • • • ZONING CRITERIA: R-PZD 05-1776 (Wedington Circle) Planning Area 1,6.13 acres (A) Proposed Uses. Permitted Uses Unit 1 City-wide uses by right Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 12 Offices, studios and related services Unit 13 Eating places Unit 15 Neighborhood shopping Unit 16 Shopping goods Unit 19 Commercial recreation, small sites Unit 24 Home occupations Unit 25 Professional offices Unit 26 Multi -family dwellings Conditional Uses Unit 2 City-wide uses by conditional use permit Unit 18 Gasoline service stations and drive-in restaurants Unit 19 Commercial recreation, small sites Unit 28 Center for collection recyclable materials Unit 34 Liquor Stores Unit 35 Outdoor Music Establishments Unit 36 Wireless communications facilities * Conditional use approval by the Planning Commission required. (B)Density/Intensity Density (dwelling units) Intensity (square feet nonresidential) 48.3 Units/Acre: Maximum units 296 dwelling . Maximum 16,576 SF . Anticipated development Anticipated development (not required by zoning): (not required by zoning): Professional Office: 10,000 SF 428 bedrooms Retail: 6,576 SF 16 Efficiencies 156 1 -bedroom 1162 -bedroom 8 3 -bedroom ICIReports12007WC Reports101-08-07IPPL 06-2302 (Wedington Circle).doc • • (C)Bulk and area regulations. Lot width minimum Lot area minimum Land area per dwelling unit None None No Bedroom — 800 SF One Bedroom — 800 SF Two Bedroom — 1,000 SF Three Bedroom or more — 1200 SF (D)Setback requirements. Front Side Rear 0 feet 0 feet 5 feet (E)Height. Maximum height for all structures is six stories. (F) Building area Maximum 100% building area. (G)Signage. Signage shall comply with the C-2 zoning requirements of the. Fayetteville Sign Ordinance. Buildings containing only residential dwellings will adhere to the RMF -24 zoning district requirements of the Fayetteville Sign Ordinance. Proposal: The applicant requests preliminary plat approval for a mixed-use subdivision with 8 lots, two of which are unbuildable and reserved for tree preservation. The applicant proposes a 55' right-of-way in which a street shall be constructed at varying widths, narrowing at where parallel parking is proposed. - The overall project includes development of 7 phases, the first being the installation of required infrastructure and dedication of right-of-way. The remaining 6 phases will be the development of structures for residential and retail/office use. The proposal consists of is 93% residential use and 7% commercial use. Each development phase (2-7) shall be reviewed and approved by the Planning Commission as a large scale development, and may require Preliminary/Final plat approval as well if the applicant wishes to subdivide the property. Adjacent Master Street Plan Streets: Wedington Drive (Principal Arterial) and Garland Avenue to the east (Principal Arterial) Right-of-way being dedicated: The applicant shall dedicate additional right-of-way for a total 55' from centerline for Wedington Drive by separate document prior to the recordation of the final plat. With the ordinance establishing the Master Development Plan, the Planning Commission was given the determination of whether interior streets are to be public, private or a combination. Due to the several waivers which would be required for the proposed street, including the street jog between Wedington Drive and Triangle Avenue, as well as the turning radius around the K:VReports12007IPC Reports101-08-071PPL 06-2302 (Wedington Circlefdoc round -about, staff recommends that the street connecting Wedington Avenue and James Street be private. To allow the construction of a private street that connects two public streets will require the approval of a waiver of Chapter 166.06 (K.10.b.i.) which requires that, "...any street connecting one or more public streets shall be constructed to existing City street standards and dedicated as a public street." The applicant shall dedicate an access easement across the private street to allow public access between the dedicated nghts-of-way. Street improvements: Staff recommends the closing Mount Comfort Road between Garland Avenue and North Street, to include the installation of curb and gutter, sod, and landscaping, installation of one traffic calming street table on Saint James Street. With each large scale development proposal for the development of each lot, additional traffic improvements for traffic calming shall be added. Parks • On August 1, 2005 The Parks and Recreation Advisory Board recommended accepting money in lieu of land to satisfy the Park Land Dedication requirements for Wedington Circle for 12 single family units and 284 multi -family units. • Fees are assessed in the amount of $118,272. • Asbell School Park is within a half mile service area of this development. Given its proximity to Asbell as well as Lewis Soccer Complex and the playground at Leverett Elementary School, this development will have adequate access to recreation. Additionally, the developer is proposing a pool, workout room, and soft surface walking trail and playground within the tree preservation area. 'Parks fees are due before signing the final plat or before issuance of building permits alloWing development to occur. Tree Preservation: Existing canopy: 88.5% Preserved canopy: 18.4% Required: 25% Mitigation: Required • Recommendation: The Subdivision Committee recommending forwarding the preliminary plat to the Planning Commission with a recommendation for approval. Staffrecommends approval of PPL 06-2302 with the following conditions: Conditions of Approval: • recommends The City Council approved and requires the following street improvements as part of R-PZD 05-1776, to consist of the following: the closing Mount Comfort Road between Garland Avenue and North Street, to include the installation of curb and gutter, sod, and landscaping, installation of one traffic calming street table on Saint James Street. With each large scale development proposal for the development of each lot, additional traffic improvements for traffic calming shall be added. The Planning Commission does not recommend what the City Council approved above, but asks that K:lReporis120071PC Reports101-03-07IPPL 06-2302 (Wedingion Circle).doc • the Street Committee revisit this item and recommends traffic calming or a narrowing/choke of Mount Comfort Road. The Subdivision Committee recommended approval of the street improvements. The Planning Commission amended the language for Condition #1. 2. Planning Commission determination of a waiver of Chapter 166.06 (K.10.b.i.) which requires that, "...any street connecting one or more public streets shall be constructed to existing City street standards and dedicated as a public street." Due to the several waivers which would be required for the proposed street, including the street jog between Wedington Drive and Triangle Avenue, as well as the turning radius around the round- about,staff recommends that the street connecting Wedington Avenue and James Street be private. If approved, the applicant shall dedicate an access easement across the private street to allow public access between the dedicated rights-of-way and comply with all street and drainage criteria listed as part of Ch. 166.06 (K.10.b). The applicant shall modify the drawings to indicate the dedication of access easements instead of right-of-way along all private streets. The Subdivision Committee recommended approval of the requested waiver. The Planning Commission recommended approval of the requested waiver. 3. Planning Commission determination of a variance of Ch. 177.05 (B)(3) Street Tree Planing Plan Requirements for Urban Streetscapes, which requires a ten foot wide or greater sidewalk where urban tree wells are located. The applicant has stated that in preparing the original Master Development Plan, 8 -foot sidewallcs at the face of buildings, building set back, were shown and that concept has carried over into the preliminary plat. Staff is in support of this request finding that 8' is an adequate size for tree wells. The Planning Commission recommended approval of the requested waiver. 4. Front building setbacks shall be enforced from the public right-of-way and private street access easements. 5. The Master Development Plan, Statement of Commitments and Architectural Standards submitted by the applicant shall be considered binding and tied to the zoning of the property. Conditions of approval placed upon the project with review of the Master Development Plan — Planned Zoning District by the City Council shall also be binding. 6. All development of the property shall be approved by the Planning Commission through the large scale development and/or subdivision review process. Each Planning Area shall be evaluated based on the zoning and development criteria established with the Master Development Plan. 7. The applicant shall dedicate additional right-of-way for a total 55' from centerline for Wedington Drive by separate document prior to the recordation of the final plat. K:IReports120071PC Repor1s101-08-07IPPL 06-2302 (Wedingron Circle).doe 8. Each Phase submitted for preliminary plat or large scale development review shall meet current development criteria at the time of submittal. The applicant shall be granted one (1) year from the date of Planning Commission approval to receive all permits necessary for development of the Phase with a one (1) year extension available. 9. If within five (5) years of the City Council adoption of the Master Development Plan, the approved zoning criteria are not in accordance with the goals, policies and guidelines of the City of Fayetteville, the Planning Commission will determine whether the Master Development Plan shall be submitted to the City Council for reconsideration. 10. All public and private streets/drives shall conform to city standards. Public and Private streets shall not be gated, unless permitted by express approval from the City Council by resolution. 11. The applicant shall revise the intersection of Wedington Avenue and the proposed street such that it will function as a one-way in and one-way out access with a physical separation between the entrance and exit. This shall be done in accordance with AHTD approvals. 12. The GIS Division shall approve the legal description and State Plane coordinates. 13. The applicant shall survey the sidewalk location prior to construction. 14. All comments in the attached memo from the Engineering Division shall be addressed prior to submission of construction drawings. 15 In accordance with City Transportation Division requirements, adequate distance between the parallel parking spaces and the intersection of two streets shall be provided. 16. All landscaping requirements will be required with the development of the individual lots formed by this preliminary plat. 1 t 17. The applicant is proposing to utilize the urban streetscape option with tree wells. There are some areas at which the sidewalk and trees will be installed before final plat. Structural soil per City requirements and tree grates must be utilized. Please add a note . to the Tree Preservation plan that states; Structural soil or similar treatment will be installed before the installation of the sidewalk per City of Fayetteville .standards. An approved 4' X 4', or greater, iron tree grate with opening width of 'A inch will be used. 18. Staff approved the Master Development Plan for this site with the condition that the • applicant would preserve 18.4% of the canopy, mitigate to the required 25% (81 trees), and then add additional trees to screen the property along Wedington in the amount of 65 trees. 19. With this preliminary plat approval, Phase 1, the applicant is proposing to preserve 35% of the canopy. Canopy will only be removed for the installation of infrastructure. Further canopy will be removed after large scale approval has been granted for the individual lots. K:IReponst20071PC Repons101-08-07113PL 06-2302 (WedingtonCircte) .doe • • • 20. This project is a non-residential subdivision. The applicant has chosen to utilize the Tree Preservation for Entire Subdivision option which would require all Tree Preservation requirements to be mitigated for at the time of Final Plat. The lots established by this preliminary plat will be required to come through the City's planning process. At this time the lots will be exempt from all Tree Preservation requirements except those of mitigation that can not be resolved until after the structures are designed. 21. On the Tree Preservation and Mitigation Plan approved by City Council for the Master Development Plan, the 65 trees added for screening were located near the Wedington right of way. Staff would like to continue conversations with the State Highway Department to try to get these trees planted within the expansive right of way. If permission is obtained these trees would be planted before final plat. 22. The applicant will be required 81(2) inch caliper large species mitigation trees. At the time of Final Plat a Tree Mitigation Planting plan will be required to be filed with this final plat depicting the general location of the remaining trees and all the other required notes defined in Chapter 167 Tree Preservation and Protection on-site mitigation. 23. All of the 18.4% preserved canopy on this site must be placed within a Tree Preservation Area at the time of Final Plat. This will distinguish the physical bounds of this canopy and ensure preservation through the future development. Standard Conditions of Approval - 24. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his representative, and all comments from utility representatives - AR Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications) 25. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage, water, sewer, . fire protection, streets (public and private), sidewalks, parking lot(s) and tree preservation. The information submitted for the plat review process was reviewed for general concept only. All public improvements are subject to additional review and approval. All improvements shall comply with City's current requirements. 26. All street names shall be approved by the 911 coordinator. 27. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. 28. All new exterior lighting shall comply with the City's lighting ordinance. Public Comment: Mr. Glenn David 'Wilson spoke regarding the off site improvements. He would like to see Mount Comfort remain open. He requested statistics on traffic accidents. K:IReporis120071PC Reports101-08-07IPPL 06-2302 (Wedington Circle).doc • Planning Commission Discussion: Several members of the Commission discussed the street improvements and suggested that other traffic calming measures be put in place in lieu of removing the entrance to Mount Comfort Road on Garland Avenue and North Street. Planning Commission Action: yes Required X Approved Denied Tabled First Motion: by Anthes to amend Condition tfl Second: Clark Vote: 5-4-0 (No Votes: Myres, Graves, Lack, Harris) MOTION PASSED Second Motion: by Anthes to approve the PPL with conditions as amended Second: Graves Vote: 8-1-0 (No Vote: Myres) Date: January 8, 2007 The "CONDITIONS OF APPROVAL", stated in this report, are accepted in total without exception by the entity requesting approval of this development item. By Title Date K:IRepores120071PC Repons101-08-071PPL 06-2302 (Wedingion Circle).doc • • FAYETTEVILLE • THE CITY OF FAYETTEVILLE, ARKANSAS 113 West Mountain St. Fayetteville, AR 72701 ENGINEERING DIVISION CORRESPONDENCE 479-575-8206 To: Suzanne Morgan, Planner Date: January 4, 2007 From: Glenn E. Newman, Jr., P.E. Staff Engineer Re: Plat Review Comments (January 8, 2007 Planning Committee Meeting) Development: Wedington Circle PZD — 06-2302 Engineer: Milholland Company 1. All designs are subject to the City's latest design criteria (water, sewer, streets and drainage). Review for plat approval is not approval of public improvements, and all proposed improvements are subject to further review at the time construction plans are submitted. 2. Submit Triangle Avenue as a Private Dive or make the following changes: a. Revise the dimensions of the traffic circle to allow a SU design vehicle (fire truck, small delivery truck, bus, etc.) to negotiate the intersection without driving over curbs. b. Provide 30 ft radius at the intersection with the traffic circle as required for public streets. c. Increase the length of the public roadway intersecting Wedington Drive to meet the required standard of 150 11 minimum jog on minor streets. d. Revise the "Tee" intersection on Triangle Ave to meet the minimum grade requirement at "Hilly" intersections of 4% max. within 100 ft of the intersection. 3. Offsite sanitary sewer mains identified in the Applicants summary as I and J (375 ft) shall be increased to an 8" diameter and K & L (65011) to a 10" with the associated construction and service connections along Mt Comfort Road. 4. Additional offsite traffic calming measures are required along Stephens Ave and Hendrix Street at the time of future development (3 each). Engineering Comments Page 1 of 1 • • RaPZD City Council Agenda • Request (includes notes taken at City Council) • a • • • • City Council Meeting TofJanuary 03; 2006 Agenda Item Number CITY COUNCIL AGENDA MEMO To: Mayor and City Council Thru: Gary Dumas, Director of Operations From: Jeremy C. Pate, Director of Current Plannin, Date: December 15, 2005 Subject: Master Development Plan - Residential Planned Zoning District for Wedington Circle (R-PZD 05-1776) RECOMMENDATION Planning Staff recommends approval of an ordinance creating a Master Development Plan - Residential Planned Zoning District (R-PZD) for Wedington Circle, based on the Master Development Plan, development standards, and statement of commitments submitted. This action will establish a unique zoning district for a single -use project on approximately 6.13 acres. It does not grant development approval. BACKGROUND • The property consists of approximately 6.13 acres. The applicant requests a rezoning and Master Development Plan approval for the subject property. There is dense tree canopy and 10% slopes located on the undeveloped site. The property is currently zoned RMF -24 and C-2. It is located north of Wedington Drive, just west of Garland Avenue and has some frontage on James Street. The mixed-use project will incltide development of 7 phases, the first being the installation of required infrastructure and dedication ofrig,ht-of-way which would require a preliminary and final plat. The remaining 6 phases will be the development of structures for residential and retail/office use. The proposal consiSts of 93% residential use and 7% commercial use. Each development phase (2-7) will be reviewed and approved by the Planning Commission as a large scale development, depending upon how they are submitted. DISCUSSION The Planning Commission voted 8-0-0 in favor of this request on December 12, 2005. A Planned Zoning District requires City Council approval as it includes zoning and land use approval. Recommended conditions were approved by the.Planning Commission and are reflected in the attached staff report. The applicant has submitted a traffic study which does not recommend any improvements, however staff is aware of infrastructure that may be detrimentally impacted with this additional development. At the time of development, streets that the • • City Council Meeting ofJanuary 03, 2006 Agenda Item Number development will access may need to be improved to provide a safe and adequate means of access, as determined by the Planning Commission. At minimum, a full street section width will be required on James Street to the intersection of Mount Comfort Road and potential improvements, including sidewalk, to Wedington Drive. Contribution -to long- term or installation of short-term improvements to the intersection of Mount Comfort and Garland (Highway 112) has also been discussed, and will be evaluated at the time of development. BUDGET IMPACT None. te,1je4vs (ot • 01.00 . if4-c sails 40 \ex -0,1-44 tSievin} net‘t•Martrodels 041 tAly) a rAt 0144i itts44 aosoil tit riM • 10014r CCM- ipAvti ri4LA- SA- • Ofrin" 04-Airet , roticir 041 tokikat utvt ‘-ctt Atrevbe, ok-Ak, c2ys,..413" ts toklitIon • R PZD City Council Staff Report